TRILIGHT is a freehold development along NEWTON ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 205 units and is an established secondary-market project.
This profile draws on 33 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for TRILIGHT is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 34 sales and 421 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TRILIGHT dashboard.
- Average sale price: $3,496,324 across 34 transactions
- Estimated gross rental yield: 2.6%
- District 11 PSF ranking: Premium tier (top 16%)
- Freehold tenure · CCR · D11 · 205 units
About TRILIGHT
TRILIGHT is a freehold condominium, located at NEWTON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 205 residential units.
As a freehold property, TRILIGHT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TRILIGHT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $2,302 psf | $2,587,474 |
| 5+ BR | 15 | $2,211 psf | $4,647,533 |
Sales Market Overview
TRILIGHT has recorded 34 sale transactions with an average transaction price of $3,496,324, ranging from $2,150,000 to $5,010,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $2,008 psf | $3,137,000 | — |
| 2022 | 4 | $2,161 psf | $2,909,500 | ↑ 7.6% |
| 2023 | 4 | $2,380 psf | $3,227,000 | ↑ 10.1% |
| 2024 | 7 | $2,335 psf | $4,585,714 | ↓ 1.9% |
| 2025 | 8 | $2,429 psf | $3,258,250 | ↑ 4.0% |
| 2026 | 2 | $2,451 psf | $3,965,000 | ↑ 0.9% |
TRILIGHT ranks in the top 16% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, TRILIGHT trades 7.6% below the segment benchmark.
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Rental Market Overview
TRILIGHT has recorded 421 rental transactions with monthly rents averaging $7,661/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 236 | $6,020/mo | $4,000/mo | $7,500/mo |
| 3 BR | 148 | $9,424/mo | $7,000/mo | $20,500/mo |
| 4 BR | 37 | $11,076/mo | $6,800/mo | $16,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 81 | $6,458/mo |
| 2022 | 92 | $7,441/mo |
| 2023 | 74 | $8,456/mo |
| 2024 | 85 | $8,193/mo |
| 2025 | 66 | $7,856/mo |
| 2026 | 23 | $7,689/mo |
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Investment Analysis
Based on average rents and sale prices, TRILIGHT delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows TRILIGHT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TRILIGHT
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
Nearby MRT Stations
TRILIGHT is 210m from Newton MRT (North-South Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 210m |
| Newton | DT11 | Downtown Line | 210m |
| Novena | NS20 | North-South Line | 790m |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
| Orchard | NS22 | North-South Line | 1.5 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.5 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of TRILIGHT, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 440m |
| Singapore Chinese Girls' School (Primary) | Primary | 450m |
| Anglo-Chinese School (Primary) | Primary | 520m |
| St. Margaret's Secondary School | Secondary | 520m |
| St. Anthony's Primary School | Primary | 930m |
| ACS (Junior) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| ISS International School (Preston) | International | 1.4 km |
| ISS International School (Paterson) | International | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| New Town Primary School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Newton sits about 0.21km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 205 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. St. Margaret's Primary School sits about 0.44km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: TRILIGHT hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 33 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for TRILIGHT?
What is the rental yield for TRILIGHT?
Is TRILIGHT freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 34 transactions analysed
- Rental data: 421 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for TRILIGHT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing TRILIGHT against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (940m away), an upgrader gap of about $2,600,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $2,400,000
- Toa Payoh — 4-room average $929,793 (1.8 km away), an upgrader gap of about $2,550,000